By Sean Phillips, REALTOR®, Strand resident ·
Short answer: In a BC strata, the strata corporation insures the building and common property. You insure your belongings, your upgrades, your personal liability and, importantly, your exposure to the strata's deductible. If damage starts in your unit, the strata can pass its deductible on to you, and in some buildings water damage deductibles are very large. Make sure your policy covers the strata's current deductibles.
What the strata insures
The strata must insure the building and common property for full replacement value against major perils. The cost is part of your strata fee. Ask the property manager for the current insurance certificate, which lists the deductibles.
What you should insure
- Your contents: furniture, clothing and belongings
- Improvements: upgrades beyond the original finishes, such as new flooring or cabinets
- Personal liability: if someone is hurt in your unit or you damage a neighbour's property
- Deductible or loss assessment coverage: so you can pay the strata's deductible if a claim is charged back to you
- Additional living expenses: if you have to move out during repairs
How deductible charge-backs work
Under BC's Strata Property Act, a strata can generally charge its insurance deductible to the owner responsible for the loss. If a dishwasher line fails in your unit and floods the suites below, you could be billed the deductible. Water damage deductibles in some BC buildings run into the tens of thousands of dollars.
How to protect yourself
- Get the strata's insurance certificate and note every deductible, especially water damage.
- Ask your insurer for deductible coverage at least equal to the highest deductible.
- Check the strata bylaws on charge-backs and maintenance.
- Maintain appliances, hoses and shut-off valves, especially if you're away for long periods.
Frequently asked questions
Do I need my own insurance if my strata insures the building?
Yes. The strata policy doesn't cover your belongings, improvements or personal liability, and you may be charged the strata's deductible.
What is a strata deductible charge-back?
It's when the strata bills an owner for its insurance deductible because the damage started in, or was caused by, that owner's unit.
How do I find my building's deductibles?
Ask the property manager for the strata's current insurance certificate. It lists the coverage and deductibles, including water damage.
More guides to Okanagan Landing and The Strand
- What Is a Form B Information Certificate in BC?
- What Does a Strata Council Do? A Guide for BC Condo Owners
- How to Buy a Waterfront Condo in Vernon, BC: A Step-by-Step Guide
- The Strand Lakeside FAQ: 50 questions answered
Have a question about waterfront living in Vernon?
I'm Sean Phillips, a REALTOR® with Coldwell Banker Executives Realty. I live at The Strand in Okanagan Landing and specialise in Vernon-area waterfront condos. For current listings and recent sales, visit 7343okanaganlanding.ca.
Text Sean: 778-363-0542
Call or text Sarah, my 24/7 info line: 604-227-4810
This article is general information as of fall 2026, not legal, tax or financial advice. Rules, fees and conditions change, so always confirm details with the appropriate professional or authority before making a decision.
General information only, not legal, tax or financial advice. Confirm details for your situation with the appropriate professional.
